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	<TITLE>Offer to Purchase Real Estate</TITLE>
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	<META NAME="AUTHOR" CONTENT="Sergei Nemirovsky">
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<P ALIGN=CENTER STYLE="margin-top: 0.17in; margin-bottom: 0.04in; font-weight: normal">
<FONT FACE="Arial, sans-serif"><FONT SIZE=4>Offer to Purchase Real
Estate</FONT></FONT></P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">To:
 ____________, ______________, _____________, ________________ </FONT></FONT>
</P>
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</P>
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</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">_________________,
referred to herein as BUYER, offers to purchase the following
described real estate from ____________, referred to herein as
SELLER, upon the terms and conditions stated herein. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">This
offer shall expire unless accepted by 5:00 p.m. on ____ ________.
SELLER shall signify acceptance by executing the attached form of
acceptance. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
gross purchase price shall be $ ________ (___________ &amp;___/100
dollars). The legal description of the property is: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">_________________________________________________________________</FONT></FONT></P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">To
be paid upon the following terms: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">$
_____(______________ &amp;___/100 Dollars), to be paid at closing. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
buyer shall assume and agree to pay the following existing mortgages
upon the property. The unpaid principal balance of these mortgages
shall be a credit towards the purchase price: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">_____________________________________________________________</FONT></FONT></P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">At
least 5 business days before closing, SELLER shall provide to BUYER
estoppel letters providing the balance, assumability and current good
standing of the above stated mortgage(s). </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
BUYER shall execute a new purchase money mortgage to SELLER, in the
principal amount of $________, (___________________ &amp;___/100
dollars) payable as follows: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Interest
at the rate of: __ percent Payment schedule: _______ </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Said
mortgage shall have the following priority: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">_____________________________________________________________</FONT></FONT></P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">This
offer is conditioned upon BUYER obtaining loan approval at least __
days prior to closing of this transaction, of a mortgage loan as
follows: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Principal
amount: $______ (____________________ &amp;___/100 Dollars) </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Loan
term: ____________ </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Maximum
interest rate as APR under regulation Z: ____ percent </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Maximum
points to be paid by BUYER: ____</FONT></FONT></P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Maximum
application fee: $____</FONT></FONT></P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">BUYER
shall make a mortgage loan application within 3 working days of the
acceptance of this offer, and should the BUYER&rsquo;s loan
application be denied, the BUYER shall have the option, within 2
business days to rescind this transaction. If BUYER elects to rescind
the transaction, BUYER shall receive any deposits made from SELLER. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
closing will be held within ____ days of the acceptance of this offer
to the SELLER, but in no event in less than 20 days from the notice.
The SELLER shall convey to the owner by warranty deed the property
herein, and the title thereto shall be merchantable. Within 30 days
of acceptance, the SELLER shall provide a binder for title insurance
in the principal amount of the purchase price. The title shall be
free and clear of any encumbrances other than those, if any, to be
assumed by the BUYER at closing. Should any defects be in the title,
the SELLER shall have 60 days to clear the same. If the SELLER is
unable to do so, BUYER shall have the option of closing or rescinding
this contract. Should BUYER rescind the contract, then the SELLER
shall refund as liquidated damages, and not a penalty, the funds paid
for the option to BUYER.  </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
BUYER may at its expense obtain a current survey of the property.
Should the survey indicate encroachments, then the SELLER shall
remedy the same within 60 days. Should SELLER fail to clear such
encroachments, then the BUYER shall have the option of closing or
rescinding this contract. Should BUYER rescind the contract, then the
SELLER shall refund as liquidated damages, and not a penalty, the
funds paid for the option to BUYER. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
SELLER shall maintain the property and all improvements in the same
condition as that which exists on the date of acceptance of this
agreement, and shall deliver the same to the BUYER in the same
condition, ordinary wear and tear excepted. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">At
closing, SELLER shall provide a report from a licensed entomologist
certifying the absence of termites and other wood destroying
organisms. Should the report show the active presence of any wood
destroying organisms, and the BUYER shall have the following options:
</FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">a)
if the damage and cost of treatment is less than 10% of the purchase
price, the BUYER may withhold this sum and close, and the same shall
be a credit on the sums due at closing; </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">b)
if the damage exceeds 10% the BUYER may agree to an extension of
closing for 90 days to allow SELLER to repair the same at its
expense, or, the BUYER may refuse to close, and shall have the sums
paid for the option fully refunded by SELLER. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">During
the period between exercise of the option by the buyer and the
closing the premises shall be adequately insured for fire and other
perils.  </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
following closing costs will be paid by SELLER: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">________________________________________________________________</FONT></FONT></P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
following closing costs will be paid by BUYER: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">________________________________________________________________</FONT></FONT></P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
parties hereto acknowledge that ___________, a licensed real estate
broker/salesman was the procuring broker herein. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Should
the premises or any portion thereof be leased, SELLER shall provide
to the BUYER either a copy of and any all leases in effect, or,
should there be any tenants in possession without current written
leases, the SELLER shall provide estoppel letters at least 5 days
prior to closing stating that there is no lease and the duration of
any verbal lease, and the terms of the verbal lease. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">All
taxes for the current year, escrows on mortgages assumed by the
BUYER, prepaid insurance on policies assumed by BUYER, homeowners
association dues, shall be prorated between the parties as of the
date of closing.  </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">At
the time of closing SELLER shall provide an affidavit to </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">BUYER
that either: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">a)
there have been no improvements made which would subject the property
to the filing of mechanic&rsquo;s, materialman, labor or other such
liens; or </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">b)
that there were improvements made to the subject property and all
persons having the right under law to lien the property were paid or
lien waivers obtained. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">The
SELLER represents to the BUYER that the present use of the property
is lawful and complies with all zoning, governmental regulations and
restrictive covenants and other similar contracts in effect. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Dated:
_____________________ </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">___________________________________________
</FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">_______________,
BUYER/OFFEROR </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">ACCEPTANCE
OF OFFER </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">I
hereby accept the offer set forth above. </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Dated:
____________________________ </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">________________________________________
</FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">____________,
SELLER/OFFEREE </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Witnesses
as to Seller&rsquo;s acceptance: </FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">________________________________________
</FONT></FONT>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">________________________________________
</FONT></FONT>
</P>
<P CLASS="western" ALIGN=CENTER STYLE="margin-bottom: 0in; page-break-before: always">
<FONT FACE="Arial, sans-serif"><FONT SIZE=4>Offer to Purchase Real
Estate</FONT><FONT SIZE=2 STYLE="font-size: 11pt"> </FONT></FONT>
</P>
<P CLASS="western" ALIGN=CENTER STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Review
List</FONT></FONT></P>
<P CLASS="western" ALIGN=CENTER STYLE="margin-bottom: 0in"><BR>
</P>
<P ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">This
review list is provided to inform you about this document in question
and assist you in its preparation.  This is a standard offer to
purchase real estate.  Be sure to modify the terms to satisfy your
interests.</FONT></FONT></P>
<P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><BR>
</P>
<OL>
	<LI><P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">Make
	multiple copies.  Give one to each signatory.  Keep one with the
	transaction file.</FONT></FONT></P>
	<LI><P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in"><FONT FACE="Arial, sans-serif"><FONT SIZE=2 STYLE="font-size: 11pt">This
	is sufficient to close the transaction.  There is no need, unless
	you choose, to formalize this into a purchase and sale agreement. 
	In fact, avoiding another &ldquo;go round&rdquo; can prevent the
	other side from another bite at the apple, so to speak.</FONT></FONT></P>
	<LI><P CLASS="western" ALIGN=JUSTIFY STYLE="margin-bottom: 0in; page-break-before: always">
	</P>
</OL>
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